RESIDENTIAL – Chapter 15 notes that Upper Providence is overwhelmingly residential in character. That chapter refines this category by introducing a density factor: three different residential categories are established based upon the size of the lot where the homes are sited. This chapter will define the residential areas more by their character, as described more fully below, recognizing that density is an element of character.

“Rural Residential” areas are generally characterized by larger lots and are mostly found north of the Route 1 by-pass. The great majority of the homes here are single-family residences. While multi-unit structures are not necessarily prohibited, they are provided with landscaping and other amenities consistent with the more rural qualities of the neighborhood. “Suburban Residential” areas are south of the by-pass and are characterized by higher densities as well as by the presence of multi-unit structures like town-house units and apartment buildings. Given that we wish to preserve the existing quality of the Township’s residential areas, the following chart illustrates the principal differences between the two types, suggesting the nature of land use and design controls that may be appropriate in each area.

VILLAGE CORRIDOR – Rose Tree village has a long history, but its form has changed drastically over the years. Beginning as a cluster of homes and other buildings around the Rose Tree Tavern, the “village” now exists as the strip of homes and businesses along Providence Road between the Media Borough line and Rose Tree Park. A similar mix of uses is found along State Road between the Media Borough line and (approximately) the intersection of Bobbin Mill Road. As noted in Chapter 15, these are the only areas of the Township that are zoned for retail commercial use, but there are numerous properties within both of these districts that are being used for residential use. The Township intends to maintain the current zoning in these areas in order to accommodate small-scale retail, office, and professional service activities in a manner consistent with the existing character of the community. This is an opportunity to build up the Township’s tax base with minimal impact upon existing residential areas.

The Township will explore means to increase the viability of these corridors for such a mix of uses. Further study is required in order to identify ways to resolve parking issues, to improve pedestrian accommodation, and generally to improve the visual quality of these corridors in the interest of making them more viable for office and retail uses. One particular concern is to enhance the design of off-street parking areas to eliminate the need for cars to back out onto Providence Road. We do not envision the elimination of residential uses from these areas, as such uses support the “village” feel and promote the creation of a “walkable” community where walking is a viable alternative to the car for short daily trips. Indeed, the provision of a complete range of housing types – from single family units to apartment buildings – will enhance the village quality, provided that the buildings have been appropriately designed.

We recognize that it is both desirable and legally necessary to accommodate a full range of land uses; however, the planning legislation allows us to determine the most appropriate forms for development in our community. Based upon the input from Township residents and the business community, as the Township has determined that commercial uses in the Township should be limited to small-scale shops and services. We note that there are a number of large shopping centers immediately surrounding the Township in addition to the retail opportunities in the Borough of Media. The proximity of these resources in combination with the Township’s congested road system, hilly topography, lack of large open lots, and overall level of development lead us to conclude that this form of retail is most appropriate. Large, regional-scale stores, including shopping centers, malls, and “big box” retailers, are not suitable and will be discouraged. Implementing this aspect of the land use plan will require the development of specialized language for inclusion in the Township Zoning Ordinance.

PROFESSIONAL OFFICE – Large-scale office buildings and office parks are generally inappropriate in Upper Providence Township. The only area identified for this use is the land currently occupied by Rose Tree Corporate Center. The location at the interchange of the Route 1 by-pass and Providence Road is the most suitable location available, in that it minimizes the impact upon the Township of the traffic that the facility generates; however, it also adds traffic to the most congested roads. The Township will continue to accommodate this use, but will discourage significant expansion as well as the construction of new office parks.

INDUSTRIAL – As with the commercial areas, the area currently set aside for industrial use is small, but is still not fully developed for this use. We note that Upper Providence does not have much of an industrial history, and has therefore not developed the kind of infrastructure that fosters such use. Given that the Township does not particularly desire to attract such development, there are no plans to improve the infrastructure to facilitate further industrial development. We note that the area provided here is most appropriate from the perspective of access to infrastructure and of minimizing impact upon residential areas. It will be necessary to revise some of the existing zoning provisions in order to assure that the indicated lands will be developable for these uses.

INSTITUTIONAL – The future land use plan anticipates the continuation of the existing institutional uses and is amenable to some expansion, as these uses provide a service to the community. As noted in Chapter 15, typical institutional uses in Upper Providence include schools, churches, and municipal functions. Any significant expansion of these uses, as well as the location of new uses of this type, must be carefully considered, as they typically will not contribute any tax revenue to the Township. Among the benefits of these uses is that they are largely compatible with residential areas and are usually attractively designed and maintained.

OPEN SPACE – The open spaces shown here include both protected green spaces and recreational areas. Open space policy embraces the need to accommodate both types of space, as well as the desire to provide for connections among the spaces and with public facilities. Open spaces shown on the map indicate the intent of the Township to support the continued preservation of existing green spaces and to protect environmentally sensitive areas from inappropriate development. Note that many of the prominent green spaces – Rose Tree Park is a significant example – are not controlled by the Township. In such cases, the Township’s role will be one of cooperation with the owners of such facilities to assure that they remain available and useful to Township residents. For the protection of environmentally sensitive lands, the Township will rely upon its regulatory power as much as possible. Due to cost, actual acquisition of property or development rights will be implemented sparingly.